I'm trying to find lender also, in case I find deals there.Thanks again!

Property 1 im 120k into it, the morgage company wants 136k . its worth around 190k currently, rent is 1800 if i wanted to rent it, HOA is 450Property 2 im 280 in to it, the lender wants 360, but its worth 500 and can easily appreciate more quickly, rent is 4000, HOA is 1400i have a family friend who is a lender whos willing to help offer cash to the lenders and then i can either sell properties for a lesser loss than 400k or hold for a few years and throw tennants in it and sell after to break even with the appreciation I'm hoping the lenders for the second propery is willing to work with me , and maybe even negotiate. i hired a lawyer today. fingers crossed.BEWARE everyone because im in a very bad scenario :(

How easy the lender is to work with?

What I don’t have is experience in fix and flips which is what hard money lenders looks for.

If FICO is less than 600, they must make more than 4 rents, which is in conflict with their requirements to qualify for subsidized housing.If there will be a discrimination to reject Sec.8 Tenants, I'll make my criteria 4 rents income if FICO less than 680. 

Talking to lenders also can help get your finances in order. 

If you are borrowing money, the lender would usually create a property mortgage document and record a lien on your property/land.

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Hard money lenders will either lend up to 85% on the loan to cost (acquisition and rehab), or 70% of the ARV (after repair value).

Hi David, thanks for the reply - working through a local bank now from the commercial sideTwo of our banks (one local, one not) said they can only do up to four units - one of our commercial lenders says we need a commercial loan from an NMLS lender.